Village · Barking and Dagenham · Dagenham and Rainham constituency · 51.54081, 0.15279

RM10 8PL— Village, Barking and Dagenham

Location and area intelligence for RM10 8PL, Village, Barking and Dagenham

 

Schools 100%Safety 69/100Transport 36/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
69
Schools
60
Transport
36
Environment
62
Investment
39

The bottom line

RM10 8PL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 50 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

RM10 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.0% vs London avg
vs London crime+108.0% vs London avg

Deep-dive guides for RM10 8PL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How RM10 8PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Village Infants' School

Not yet inspected · 3 min walk

—

Secondary

Dagenham Park CofE School

Not yet inspected · 9 min walk

P8: -0.22A8: 42.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 83 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

135.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+83% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour15%
Drug offences9%
Vehicle crime9%
Burglary5%
Theft4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 2.1km

Crime is +108% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,165/m²
Price per ft²£387/ft²
Avg floor area96.9 m²

EPC breakdown

C
25%
D
14%

Based on 39 properties · Confidence: high

Street mix

Terraced 100%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield866 kWh/kWp/yr
Rebuild cost estimate£242,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.4%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-23.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 42 sales

Property Type Mix

Total: 42 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£94k+83%1
Post-dot-com plateau2001–2004£106k£176k+66.4%2.2
Pre-crash peak2005–2007£170k£216k+27.1%2
GFC & correction2008–2011£225k£190k-15.6%1.7
Help-to-Buy recovery2013–2016£185k£320k+73%3
Brexit uncertainty2017–2019£320k£333k+3.9%1.7
Pandemic surge2021–2021£373k£373k+0%2
Rate-rise correction2023–2023£435k£435k+0%1
Current market2024–2024£404k£404k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6%
District
6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Dagenham Heathway Underground StationDistrict line
4.5 min walk
Dagenham Dock

Nearby stations

Dagenham Heathway Underground StationDistrict
5 min walk
Dagenham East Underground StationDistrict
12 min walk
Dagenham DockNational Rail
21 min walk
Becontree Underground StationDistrict
22 min walk
Elm Park Underground StationDistrict
42 min walk
No bus stops within 400m

25

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria66 min ↑
Waterloo64 min ↑
Canary Wharf ★50 min
City53 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park174m
Santander docks (800m)0
Nearest cycle dock10.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 64%
More green space than 76% of London

Nearest SSSI: Abbey Wood SSSI — 6.2 km

Energy

Solar: 866 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield865.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HALBUTT STREET SURGERY

2 HALBUTT STREET, RM9 5AS

10 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGrays Court Community Hospital · 403 m
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

25

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Denman (356 m)

Nearest supermarketAldi · 1.2 km
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Ibrahim Halal349 m
Londis1.1 km
Best-one1.2 km

Nearby cafes

Pietro's Cafe281 m
Starbucks314 m
The Snack Bar362 m
Star Express363 m

Nearby restaurants

Elm Fish Bar102 m
Shabana Tandoori110 m
Orient275 m
Pizza GoGo290 m

Nearby pubs

The Lord Denman356 m
The Admiral Vernon594 m
The Cross Keys625 m
Me'An O'Brien's1.0 km

Nearby gyms

Dagenham Park Leisure Centre639 m

Nearby pharmacies

Boots259 m

Nearby health

Grays Court Community Hospital403 m
Food hygiene (5-star)55% of 108

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,288m
Crossrail 2 route15,624m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,451 nationally

2,332

Est. population

10,685/km²

59%

Employed

30%

Degree educated

£35,700

Median income

8.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

29%
20%
25%
16%
Under 1829%
18–3420%
35–4925%
50–6416%
65+10%

Tenure

16%
16%
57%
Own outright9%
Own (mortgage)16%
Private rent16%
Social rent57%
Shared ownership2%

Ethnicity

39%
13%
28%
White British39%
White Other12%
Asian13%
Black28%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine31%
No car household46%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent57%
Private rent16%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
78
Development activity
high
Residential apps (800m)
47
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
60%
Opportunity area
No
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
255 homes · Street Record, Former allotments at rear & 212-216, REEDE ROAD, Dagenham
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Former allotments at rear & 212-216, REEDE ROAD, Dagenham255 homes
completed
Street Record, Land To The Rear of and at 175-179, ROBERTS PLACE, Dagenham84 homes
completed
The Church Elm PH and 214-216, The Church Elm PH and 214-216, Heathway, Dagenham, RM10 9QS82 homes
completed
MARKET SITE AND LAND AT REAR, MARKET SITE AND LAND AT REAR, BROAD STREET, RM1065 homes
completed
DAGENHAM PRIORY SCHOOL SITE, DAGENHAM PRIORY SCHOOL SITE, RECTORY ROAD, RM1031 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.4%
Ward turnout
104%
Election year
2026
MP
Margaret Mullane (Labour)
MP majority
7,173
Constituency
Dagenham and Rainham

Councillors

Ajanta Deb RoyLabour
Phil WakerLabour
Julia WilliamsLabour

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Compare Barking and Dagenham with nearby boroughs:

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Key facts for RM10 8PL

Full postcodeRM10 8PL
Postcode districtRM10
BoroughLondon Borough of Barking and Dagenham
WardVillage
Latitude51.540813
Longitude0.152795
Parliamentary constituencyDagenham and Rainham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey